System and method of automated real estate analysis

ABSTRACT

Computerized system and method of obtaining and analyzing data on how large numbers of real estate visitors view and interact with real estate property. The system, which optimally will operate during real-world real estate tours, may utilize data from either property associated sensors or user mobile device sensors (e.g., smartphone sensors) to obtain and aggregate visitor position and/or orientation data with respect to various designated locations of interest on the property. This can be used to produce statistics on visitor positions and/or orientations with respect to such locations. The resulting data can be used for statistical A/B testing and multivariate analysis, as well as provide information about various real estate features associated with below or above average visitor interest or approval. Various methods to encourage use, such as self-guided real-world tours, virtual staging, virtual goods and services, are also discussed.

CROSS REFERENCE TO RELATED APPLICATIONS

This application is a continuation of U.S. patent application17,525,874, filed Nov. 13, 2021; application Ser. No. 17/525,874 was acontinuation of U.S. patent application Ser. No. 17/239,568, filed Apr.24, 2021, now U.S. Pat. No. 11,182,865, issued Nov. 23, 2021;application Ser. No. 17/239,568 claimed the priority benefit of U.S.provisional patent application 63/014,955, filed Apr. 24, 2020; theentire contents of these applications are incorporated herein byreference.

BACKGROUND OF THE INVENTION Field of the Invention

This invention is in the field of computerized systems and methodsuseful for analyzing real estate.

Description of the Related Art

Purchasers and renters of real estate make hundreds or thousands ofdifferent judgments as they evaluate a given property. Although some ofthese judgments are relatively objective—such as square footage,proximity to work, and schools, other decisions are pretty subjective.These subjective judgments can include colors, types of appliances,interior and exterior layouts, and the like. Preferences in floorlayouts have tended to oscillate back and forth between open floor plansand alternative plans where different areas were more separated. Certaintypes of rooms such as kitchens and dining rooms can be perceived asmore or less critical. Color preferences tend to change overeight-to-ten-year intervals. Certain appliance types fall in and out offavor, and so on.

These judgments also vary substantially according to the demographics ofa given real estate market. A higher-cost property may tend to appeal toolder prospects, who may have formed their preferences in an earlierera. In comparison, a lower-cost property may appeal to youngercandidates, who may have very different tastes.

Real estate is an integral part of the economy, and an improvedunderstanding of user preferences is of high interest to many economicsectors. In addition to obviously being of great interest to real estateowners and managers, consumer preference information is also of greatinterest to various real estate products or service providers. These caninclude the construction industry, designers, architects, equipmentmanufacturers, real estate service providers, and the like.

Quantitative methods of establishing consumer preferences are wellestablished in certain industries. An early example of this is theNielson rating system, which monitored user television viewingpreferences. The process of monitoring consumer preferences iscompetitively simple for internet media because data going to eachviewer can be precisely tracked and analyzed.

By contrast, monitoring real estate consumer preferences is far morechallenging. This is because accumulating data is quite difficult. Theunderlying raw data is often obtained during renting, leasing, orselling real estate property, but this is very labor-intensive. Thistraditionally has demanded much one-to-one in-person contact betweenpersons interested in purchasing, leasing, or renting the property(often called “prospects”) and the persons who are owners or agents ofthe owners, such as real estate brokers and the like. Typically, for anygiven property, before any transaction occurs, the owners, brokers, orother agents, must conduct in-person tours with many, sometimeshundreds, of different prospects. This involves much travel, wasted timeand energy (e.g., automobile gas), and pollution. In-person real estatetours are also an excellent opportunity to spread infectious diseasesbetween individuals.

Due to a lack of good quantitative data on consumer preferences, theprocess of optimizing matches between potential prospects and variousreal estate property is also cumbersome. This is an area that is oftendone by intuition rather than by actual hard data as to actual userpreferences. As a result, specific improvements can be hit-or-miss, withmuch wasted time and money if present user choices don't matchexpectations.

In addition to renting, leasing, and selling real estate property,equipping or remodeling a property is inefficient and time-consuming.The process of selecting various furniture, fixtures, appliances,remodeling, or landscaping tasks often requires much time for analysisand often multiple visits by the persons ultimately selected to performthese activities.

BRIEF SUMMARY OF THE INVENTION

The invention is inspired, in part, by the insight that moderncomputerized technology and broadband internet can be used to providemore efficient automated alternatives to the traditional, time andlabor-intensive real estate analysis process.

The invention is also inspired, in part, by the insight that scheduledtours of real-world real estate property are an underutilizedopportunity to obtain large amounts of data on consumer preferences withregards to many aspects of real estate.

In part, the invention is also inspired by the insight that some realestate visitors may object to be monitored by on-site sensors during atour due to privacy concerns. However, as is the case for many “free”internet services, the same users might cheerfully consent to providevaluable data, such as their position and orientation data, if they areprovided with various useful services in exchange for providing suchdata. As will be discussed, the present invention provides several suchvaluable services to encourage willing user participation.

The invention may be viewed as having various embodiments. These primaryembodiments may be combined in any combination and may also be used on astand-alone basis as desired.

In some embodiments, the invention can be a computerized method ofallowing prospective tenants or buyers to tour a property with no oneelse present and obtain useful data on their preferences during suchtours. In other words, an automated method of both safely providing“self-guided tours and tracking users during such tours.” Theseprospective tenants or buyers are often users who are real-estate“prospects” that may otherwise be unknown to the property owner oragent. The invention allows these users to tour a property while no oneelse is present under carefully automated monitoring situations. Thisbasic embodiment relies on user-assigned validated personal mobilecomputerized devices, such as smartphones, to allow users to sign upwith a remote server, such as at least one remote internet server,adequately identify themselves, and schedule an “on-demand tour.” Theproperties in question are connected with the remote server (e.g., aninternet server). They may employ electronic lock-equipped doors andsuitable property located cameras and sensors to monitor the user duringthe tour.

In some embodiments, this system can also accumulate statistics on useractivities during the tour and/or present the user with various usefuldocuments depending on the user locations during the tour. Variousadditional features, including different automated document managementfunctions, will also be discussed.

In some embodiments, the invention can also be viewed as an improvedcomputerized method of keeping track of user activities while touring areal estate property (see FIGS. 19A, B, and C). The invention usesvarious location-based sensors and optional connections to user-carriedwireless computerized devices such as smartphones. The invention tracksuser proximity to various locations of interest. In some embodiments,the invention can additionally, or alternatively also track userorientation (e.g., if the user is facing towards, facing away, lookingat, looking away) from these locations of interest.

The invention can also keep track of additional information, such as theoverall duration of the user's property tour. Further information, suchas user duration in a particular part of the property, can also beobtained. For example, in a residential property, the invention can keeptrack of the time a user spends in a particular room, such as thekitchen. In a commercial property, the system may alternatively keeptrack of the time that a user spends in a specific part of an office orwarehouse. This tour “intelligence” can be captured over eitherindividual tours or over multiple tours. This way, aggregatedinformation from either numerous prospects or by the same prospectre-touring a given property multiple times, can be obtained.

The system will often transmit this data to a remote server, such as atleast one internet server, where it can be retransmitted, stored, andanalyzed as desired. This method is advantageous when used to aggregatestatistical data over multiple users, multiple properties, and multiplelocations of interest. This way, deviations from statistical averagescan be flagged as being of potential interest. For example, assume thatone location of interest is a kitchen. Suppose the system detects thatthe users at a given property spend appreciably more or less time thanaverage staying in the kitchen or looking at the kitchen appliances. Inthat case, this can help provide some objective evidence that thiskitchen is regarded either favorably or unfavorably.

The invention can provide an improved computerized augmented realitysystem oriented towards real estate property applications in anotherembodiment. In these embodiments, a remote server, such as a remoteinternet server, often operated by a source (“source”) of products orservices, can be configured with a plurality of different virtualobjects, each with virtual object appearance information and othervirtual object associated information. These objects can be virtualobjects about real-world appliances, furniture, remodeling,construction, and landscaping objects.

In these embodiments, a server may be configured with a suitablestandardized API (application programming interface) so that a pluralityof different sources may upload virtual objects that correspond to thatsource's real-world products or services to the server. A user may usetheir smartphone or other computerized device cameras to image portionsof the property and request download of various virtual objects andvirtual object information from the remote server. This user may be aprospect or other user who is simply touring a property or mayalternatively be any other type of person, such a renter, lessor,property owner, or agent.

The advantage of this embodiment is that it can help users bettervisualize changes to the property. Other embodiments of this system canalso provide various automated document handling systems as well. Theseautomated document handing systems can facilitate the acquisition ofthose real-world objects that correspond to the augmented realityobjects chosen by the user.

BRIEF DESCRIPTION OF THE DRAWINGS

FIG. 1 shows an overview of one embodiment of the invention. Here users,such as real estate prospects, who are interested in evaluating a realestate property by themselves (e.g., without anyone else present) canuse their smartphones or other computerized devices to contact (usuallyover the internet) a suitably configured internet server. The users canuse various registration methods to establish their identities andschedule a tour. Those users cleared by the system can automaticallyreceive an “unlocking code” or equivalent signal from the server. Thissignal can be used to unlock electronic lock-equipped doors that may beprotecting the property.

FIG. 2 shows a pictorial overview of one embodiment of the invention.Here, users can first verify their identity upon initial account setup,use various methods to search for desirable properties. The systemallows these uses to automatically schedule visits to specificproperties, even if those properties are unoccupied at the scheduledvisit time.

FIG. 3A shows an overview of how some of the significant hardwareportions of the invention may interact.

FIG. 3B shows a detail of a personal mobile computerized device such asa smartphone.

FIG. 4 shows a flow chart showing how users of the system may initiallylog onto the system server and establish accounts to use the system. Italso shows how a property owner or broker may add this invention to aproperty as a property enhancement. This is because a property (inparticular rental units) configured with a self-touring capability canbe more valuable than a property without this feature.

FIG. 5 shows a flow chart showing additional details of how users of thesystem may validate their presence and identity on the system.

FIG. 6 shows a flow chart of how, in some embodiments, the user mayprovide their credit card information to assist in the user validationprocess and/or pay for the use of the invention.

FIG. 7 shows another overview of how one embodiment of the invention mayoperate. This embodiment provides information to users while they aretouring the property. In this embodiment, property information can firstbe positionally tagged (geo-tagged) either within property buildings oron the property grounds. This information can then be presented to theuser's mobile device when they are within a preset proximity to asuitable geo-tag location. Furthermore, the invention then furthertracks that a given specific user is within proximity to this locationand can also keep track of when the user requests (e.g., downloads) thatinformation.

FIG. 8 shows a more detailed flowchart showing how the user may usetheir handheld computerized device (e.g., smartphones), or websiteaccess, according to the invention. The user may contact the server,receive tour permission, schedule one or more tours, and receiveinformation, such as electronic digital keys, on their device thatenables the user to unlock electronic lock equipped property doors toaccess the property.

FIG. 9A shows a more detailed software flow chart showing how the serversoftware may act during a tour. In some embodiments, the user can beverified via video link through a camera at the entry point. Otherembodiments may use automated facial image recognition methods. Stillother embodiments may omit any requirement for visual identification.

FIG. 9B shows that in some embodiments, the system may automaticallytransmit surveys/questionnaires to the various user computerized devicesand record the results in the server's memory (or elsewhere).

FIG. 10 shows a flow chart of how the server can automatically query thevarious sensors and other optional equipment at a given real estateproperty. In this embodiment, the system stores various user activities(as determined by the system sensors) in memory for later analysis.

FIG. 11 shows a software flow chart. This provides details of how theserver can pre-populate and transmit various electronic documents to theuser's mobile computerized device (e.g., smartphone) to streamlinevarious transactions. For example, the user may use this process tosubmit a bid for the property. The owner or broker may then accept orcounter such a bid.

FIG. 12 shows a software flowchart providing more details of how theserver can pre-populate and transmit various electronic documents to theuser's smartphone to streamline certain transactions.

FIG. 13 shows a software flowchart showing how the system can optionallyalso handle audio or video chat requests between the user (prospect) andthe property owner or agent of the property owner.

FIG. 14 shows a high-level overview of how, in some embodiments, thesystem can progress from a tour request up through an exchange ofelectronic documents. These can include bidding and other types ofcontractual documents.

FIG. 15 shows that in some embodiments, the server may aggregate sensordata from multiple properties and may assemble this data into adashboard of historical or real-time data. This allows multiple usertours over multiple user properties to be viewed simultaneously.Additionally, in some embodiments, this dashboard can also show whattours are currently active or pending. In some embodiments, thisdashboard can also show if a property has CCTV (e.g., video cameras orclosed-circuit television) and which CCTV cameras are currentlydisplaying video.

FIG. 16A shows that in some embodiments, the server-generated dashboardcan enable video chats between the dashboard user and the user touringthe property (prospect). The dashboard user can continue to monitorother tours on other properties during a given chat.

FIG. 16B shows that if multiple calls from multiple users touringdifferent properties (multiple prospects) come in at once, then thewaiting calls may be automatically queued in sequence by the server.

FIG. 17 shows how in some embodiments, the invention may monitor thepositions and/or orientation (the direction the person is facing) ofvarious persons on a real-estate property. This orientation can brelative to different pre-designated locations of interest on theproperty. For example, is the person facing a kitchen, or facing a givenwindow, etc. In some embodiments, this data can then be used to analyzethe behavior of these individuals. This data can be accumulated over aplurality of individuals and tours. This allows the system to producestatistics on how users react to designated portions of a givenproperty.

FIG. 18 shows how in some embodiments, the server may also store variousvirtual objects from multiple sources, such as different suppliers ofproducts and services. Users can use their smartphones to call up theseproducts and services and display them, in the context of the property,using augmented reality methods.

FIGS. 19A, B, and C show the route that a user (here one user touring byhimself as a single prospect user) has taken through various properties.FIG. 19A illustrates the route that this user took on the first floor ofa residential property, FIG. 19B shows the route that this user took onthe second floor of a residential property. FIG. 19C depicts the routethat this user took on a commercial property floor (here an officebuilding).

FIG. 20A shows a heat map showing areas most traveled by multiplevisitors (such as 20+ prospect users) to the first floor of theresidential real estate property.

FIG. 20B shows a heat map showing areas most traveled by multiplevisitors to the second floor of the residential real estate property.

FIG. 20C shows a heat map showing areas most traveled by multiplevisitors to the commercial real estate property floor (again, an officebuilding).

DETAILED DESCRIPTION OF THE INVENTION

This disclosure will occasionally use real estate terminology. Here abrief definition of some standard real estate terms is provided.

Prospects for residential real property can be an Apartment Tenant orHome Buyer. For commercial real estate, the prospect can be anycommercial space user (buyer or lessee), such as, but not limited to:office, warehouse, and retail.

Owner—fee simple owner. The owner can also be a seller or lessor. Theowner can have owner representatives (often employees of the owner) thatgenerally do not need to be licensed by the state because they areworking directly for the owner.

Brokers are typically licensed by the state, and often act as agents foreither the owner or the prospect, on a non-employee basis. Brokers mayhave their own authorized agents, also known as licensed salespersons,who in effect also act as subagents for the owner or prospect.

This disclosure also introduces the concept of a “tour operator”—as thissounds, a tour operator may, remotely from a distance, conduct prospectsthrough real-world property tours of one or more property sites. A touroperator can be an owner or a broker or another direct or indirect agentor employee of the owner.

In this disclosure, since potentially all of the above may use theinvention, we will generally use the term “user” to cover all of theabove, with further subdivisions of “users” as discussed in the text.The default user should be considered to be at least the “prospect.”

In this disclosure, smartphones are often used as a specific example ofa mobile computerized device. Smartphones are typically user-assigned(e.g., typically a user is the “owner” of a specific and registeredsmartphone). Smartphones and can also be validated (that is, uniqueidentification codes or biometric sensors (168) on the smartphone can beused to ensure that communications are coming from the “true” smartphoneand user, and not a “spoof” or counterfeit smartphone.) Examples ofsmartphones are the Apple iOS series, such as the Apple 4, 5, 6, 7, 8,9, 10, 11, 12 series, as well as later models. Other examples includethe popular Android series, made by Samsung and other manufacturers.Although smartphones are a specific example of such mobile computerizeddevices, other mobile computerized devices with different form factors,such as the watch (e.g., Apple iWatch), tablet, laptop form factor mayalso be used. Thus, the term “smartphone” although often used forbrevity, should be construed to include these other types of mobilecomputerized devices as well.

In some embodiments, the user's smartphone(s) may be equipped with a“tour app.” This tour app will typically be a downloadable appconfigured to run under a suitable smartphone operating system such asiOS or Android. However, in some embodiments, the “tour app” may beconfigured as part of the smartphone's operating system, and suchoperating system embedded versions of the “tour app” are not disclaimed.

Users may use this tour app to facilitate some of the various methodsdescribed in this disclosure. For example, users may initiallypre-register with the invention's internet server. The users may alsoverify their identity using the smartphone's biometric sensors (e.g.,fingerprint sensors, face sensors 168) at any time (either during orafter registration).

After user registration and identify verification, the tour app may usethe smartphone's GPS (global positioning system) receiver, to inform theserver that a user with a confirmed biometric signature has arrived at aproperties GPS location at a given time. If this time is an authorizedtour time, and if the user is approved, the system's internet serveradmits the user (e.g., unlocking one or more electronic locks). The tourapp may also be used by the system for user tracking during the touritself.

In addition to cellular transceivers, modern smartphones are alsoequipped with other types of short-range radio transceivers, such asWIFI and Bluetooth transceivers. In some embodiments, the location ofany property-located short range (e.g., less than 300-foot distance)wireless transmitter or transceiver, such as WIFI or Bluetoothtransceivers, may be reported to the invention's internet server inadvance. In such embodiments, the tour app can be further configured tomonitor signals from these property-located WIFI or Bluetoothtransceivers, and report these signals to the internet server during thetour. This data can supplement any GPS user position data. Thesemethods, supplemented by additional property located sensors, can allowthe invention's internet server to better estimate the location of theuser during the tour.

FIG. 1 shows an overview of one embodiment of the invention. Here userswho are interested in evaluating presently unoccupied real estateproperty can use their smartphones or other computerized devices tocontact (usually over the internet) a suitably configured internetserver. The users can use various registration methods (optionally withthe aid of a “tour app”) to establish their identities and schedule atour. Those users that are accepted can automatically receive an“unlocking code” or other type of signal from the server that unlocksany electronic locks protecting the property. The use of such electroniclock techniques was previously taught by the applicant in commonly ownedand invented U.S. patent application Ser. No. 13/844,291, the entirecontents of which are incorporated herein by reference. computerizedmethods have multiple uses, including automatically enabling authorized“prospect” type users to tour property by themselves (unaccompanied byany other person). These methods can comprise conducting at least onescheduled tour of at least one internet-connected real-world real estateproperty using a user-assigned validated personal mobile computerizeddevice (such as a Smartphone) that is wirelessly connected to at leastone internet server. Other types of mobile computerized devices, such astablet computers and laptop computers may also be used. Here the term“smartphone” will occasionally be used in the alternative to mean apersonal mobile computerized device.

The user-assigned validated personal mobile computerized devices willtypically comprise at least one processor, memory, graphical userinterface, at least one wireless transceiver (often a cellulartransceiver, and even other wireless transceivers such as WIFI andBluetooth transceivers). The device will typically also comprise adevice camera (e.g., at least one video camera) and at least onelocation determining device (such as a GPS receiver). The server willtypically comprise at least one server processor, server memory,operating system, server software such as operating system software anddatabase software, and at least a network interface to the internet.

The internet-connected real-world real estate property will typicallycomprise at least one electronic lock (e.g., one or more electronicallylocked door) and at least one property-associated internet-connectedsensor.

Smart Access Management for Automatic On-Demand Tours

According to the method, the user will typically use the at least oneinternet server to schedule a tour time window (here the term “time”generally means both the time of day and the date) for the user tophysically (in person) tour the real-world real estate property. If theserver has a schedule of available times, then this scheduling processmay be fully automatic. Alternatively, the server may contact a human orother computerized device (such as an automated scheduling system onanother computer) for authorization. To authorize the user, the serverwill typically also receive, user presence information from theuser-assigned validated personal mobile computerized device and/or theat least one property internet-connected sensor that the user is presentat the designated real-world real estate property during the scheduledtour time-window. According to the method, the at least one internetserver and/or the user-assigned validated personal mobile computerizeddevice (e.g., the user's smartphone) can be used to unlock theelectronic lock (door) during this tour time window, thus allowing theuser to enter the real-world real estate property. In an alternativeembodiment, the prospect user may request more immediate access than apre-scheduled appointment. The owner or broker or tour operator maygrant such access in real-time and send the prospect user a one-timeunlock code.

FIG. 1 also shows that various sensors on the property, such as videocameras and/or other sensor types, can communicate with the server,allowing the server to collect information on user's activities (e.g.,locations as a function of time). In an alternative embodiment, the usermay use the video cameras with their own mobile device such as asmartphone or table to establish a video chat. Either the prospect useror the owner, broker or tour operator may use such mobile device toconduct these video chats. As example would be the prospect usercontacting or being contacted by the other users (owner, broker, touroperator) while touring the property. In such a case, it is as if theowner, broker, tour operator is right there to answer the prospectuser's questions and provide information. They may also ask informationof the prospect user.

Put alternatively, in some embodiments, the method can further use theuser-assigned validated personal mobile computerized device and/or theat least one property sensor to inform the at least one internet serverof least some user activities while the user is present on thereal-world real estate property. The server can then retransmit theseactivities and/or store these activities in server memory as desired forfurther analysis.

In some embodiments, the method can further use the processor and atleast one location determining device (such as device GPS sensors,and/or location information from property based sensors or propertybased devices to display at least some information about the real-worldreal estate property on the smartphone's (or other personal computerizeddevices) graphical user interface (or other display) according to thelocation of the personal mobile computerized device during the one ormore scheduled tours. Here, for example, if the server determines thatthe user has wandered into a kitchen, the server may transmit kitcheninformation to the user's smartphone, or other mobile computerizeddevice. In another embodiment, the server may present different optionsfor fixtures and/or configurations related to the location specificarea, in this instance, the kitchen. So, the user may be presented withdifferent choices for appliances. Another good example is the user maywalk out to the back yard of a model home and be presented with choicesfor further property improvements such as decks, pools, hot tubs,landscaping. All these choices may be presented in an augmented realitypresentation in which the improvements are superimposed on the existingreal-life environment. Vendors and/or contractors for such furniture,fixtures, equipment, capital improvements to the property can be linkedto the prospect. Thereby saving the prospect time and providing thesevendors and/or contractors an opportunity to present their services andgoods. In this embodiment, such vendors and/or contractors may also beconsidered users of the invention, and may optionally be charged a feefor the introduction to the prospect user.

FIG. 1 also shows that in some embodiments, the system can optionallyalso facilitate any user calls with the property owners, brokers, orlandlords during the tour. The system server can also include variousdocument auto-population methods and secure transmission methods tofacilitate the exchange of various documents, such as bids, contracts,service orders, and the like. These will be discussed in more detaillater in this disclosure.

FIG. 2 shows a pictorial overview of one embodiment of the invention,here showing how the users may first verify their identity upon initialaccount setup, optionally use various methods to search for desirableproperties, and either manually or automatically schedule visits tocertain properties, even if the properties are unoccupied at the time ofthe scheduled visit. The property will often have at least oneelectronic lock, and at least one sensor, to monitor the user and topermit those authorized users to open the electronic lock with asuitable server-supplied electronic code. The property will often havemultiple sensors, such as one sensor per room, to monitor the visitoruser's activities during the tour. In addition to security functions,this visitor activity data is very useful for many other purposes, suchas allowing others to determine what portions of the property showevidence of unusually good or bad user interest. As previouslydiscussed, the system can further include various types of documentauto-populate functionality to facilitate user lease/purchase of theproperty, as well as work with other third parties as needed. These willalso be discussed in further detail later in this disclosure.

FIG. 3A shows an overview of how some of the major hardware portions ofthe invention may interact. This figure shows three properties (hererepresented by houses 100, 102, 104). Each house is equipped with anelectronically locked entrance door (110, 112, 114), and each house hastwo sensors, such as front door camera sensors (116, 118, 120) and atleast one room monitoring sensor (122, 124, 126). These sensors and theelectronic lock all communicate over the internet (128) with an internetserver (130) with an associated server memory or database 132). Here,for example, the sensors and lock may be equipped with shorter rangewireless transceivers, such as WIFI transceivers, and may communicate tothe internet by one or more property WIFI routers that are in turnconnected to the internet. Note that in this disclosure, all electroniclocks are considered to be connected to doors, and thus the term “door”will frequently be omitted, and the term “electronic lock” will beassumed to refer to an electronically locked door. Note that a propertymay have more than one electronic lock and more than one electronicallylocked door, so that in some cases, users may be given entrance to someportions of the property, but not other portions of the property.

In this example, assume that all three properties are also managed bythe same person, who can be the owner or an agent of the owner such as abroker, property manager, tour manager, and the like. In addition toautomatically monitoring the status of the electronic locks and sensors,the server can optionally also transmit information from these variouslocks and sensors to a computerized device (134) assigned to this“agent” person (136). In some embodiments, the status of multipleproperties can be displayed simultaneously on an agent dashboard (on adisplay screen/graphical user interface 138) running on the agentcomputerized device (134).

In this example, assume that three different “prospect” users (140, 142,and 144), each equipped with their smartphones (146, 148, and 150) havepreviously contacted the server (130). Users 140 and 144 havesuccessfully validated themselves and have successfully scheduled tourtimes, and are appearing at the correct tour times. However, user 142has either not correctly validated his or her identity, or has notreceived permission to tour, or is appearing at the wrong time.

The server (130) is configured to automatically recognize, based on therespective smartphone provided identity validation information andoptional facial recognition of the user by other sensors such as thefront door cameras (116, 118, 120), that the correct users are presentat the correct scheduled time. Sever 130 thus transmits suitableelectronic key information to unlock electronically locked doors (116,and 120). Users (140) can now proceed to tour property (110), and user(144) can now proceed to tour property (104). However, because user(142) validation and/or scheduling has failed, the server (130) does nottransmit the electronic key information, and the door (112) remainslocked. User (142) cannot tour property (102).

As will be discussed later in this disclosure, additional propertyassociated sensors (122, 124, 126) can monitor user activities duringthe tour. These activities can be stored in the server database (132)and/or can be transmitted to other parties, such as agent computerizeddevice (134), and may be optionally be displayed on a computer displayscreen or graphical user interface configured as a dashboard (138).

In some embodiments, such as when at least one sensor (such as 116, 118,120) monitors at least a door equipped with an electronic lock (110,112, 114), the user activities sent to the least one internet server(130) can comprise the time (and date) and identity of the user(prospect) (140, 144) when the user used the door (110, 114) to enterthe property (100, 104). In alternative embodiments, the invention mayalso use motion sensors and/or the electronic lock to determine when theprospect user left the property, thus, it can be determined how long theprospect-users stayed at the property and that the property is nowvacant once again.

Types of sensors: The various property-based sensors that may be usedinclude door lock sensors (which may return time, date, identify oflocking and unlocking signal), infrared sensors that may analyze howmany people are in a room, their direction of entrance/exit, and theirdirection of motion. Cell phone/smartphone sensors may detect thepresence of cell phones (smartphones) and capture unique cell phoneidentification information. Various RFID and Near Field (NFC) sensorsmay also be used to capture user proximity and user interactions withvarious portions of the property. Audio sensors, including microphones,and/or integration with smart, internet connected audio devices (such asAmazon Alexa, Google devices) may capture sound information that canalso be used to identify or locate visitors. Magnetic field detectors orradio field interference detectors can also be used to identifyvisitors. Pressure sensors may also be used. Additionally, the systemmay integrate with preexisting alarm sensors and obtain data from thesesensors as well.

Various cameras, often internet connected video cameras may also beused, often in conjunction with suitable automated vision softwareand/or AI image recognition software, to identify the location ofvisitors and/or their orientation and even their eye gaze direction as afunction of time.

Various types of electronic locks and unlocking methods may be used, andthe invention is generally agnostic as to the choice of the specificelectronic lock and unlocking method.

Thus, in some embodiments, the electronic lock is configured to open inresponse to a wirelessly transmitted unlocking code (usually transmittedby server 130), and any of various options including:

Option A: the user-assigned validated personal mobile computerizeddevice (smartphone) obtains the unlocking code from the internet server(130) and wirelessly transmits (e.g., Bluetooth, WIFI, RFID, Near field)the unlocking code to the electronic lock.

Option B: the internet server uses information obtained from theuser-assigned validated personal mobile computerized device (smartphone)to directly transmit (e.g., over the internet) an unlocking code to theelectronic lock.

Option C: the internet server transmits an optical (barcode or QR code)or manually enterable unlocking code to the user-assigned validatedpersonal mobile computerized device, and the user shows the optical codeto the electronic lock, or enters the unlocking code manually.

Validating the User

An important part of the invention is ensuring that the user identity isproperly confirmed. Here various methods can be used. For example, theprocess of further user-assigning and validating the user's personalmobile computerized device (e.g., smartphone) to a specific user can bedone by the following steps.

The user may use their mobile computerized device (smartphone) tocontact the internet server (130). The server can automatically querythe mobile computerized device that device's identification data. Thisidentification data can be, or include, the device's IMEI code(International Mobile Equipment Identity number, which is unique mobilebroadband device identification number). Other device identifyinginformation, such as SIM card identification codes, or other devicehardware identification number or numbers from the personal mobilecomputerized device may also be obtained and used. The mobile device canalso be used to obtain certain personal user identification data (suchas the user's driver's license, credit card information, and the like).The mobile device can also be used to upload one or more photos of theuser, or other biometric information as desired.

In a preferred embodiment, the internet server (130) may then optionallyalso confirm the accuracy of the device identification data and the useridentification data (often by requesting user verification, contactingthird party servers, and the like). When the accuracy of this data isconfirmed, the server will then complete the process of user-assigningand validating the personal mobile computerized device. In lesspreferred embodiments, however, one or more validation methods may beskipped, and thus the “user-assigned” and “validated” options arepreferred but optional, at least if the property owner or agent wishesto assume the risk of skipping these steps.

Additional Safety Features

Users will often be using the invention to tour unfamiliar propertyunattended by any other individuals. Thus, in addition to propertysecurity issues, user security is also an issue. Thus, it will often beuseful to equip the system with additional user security features. Insome embodiments, the “tour app” may further be provided with a security“SOS feature,” where the user (140, 144) can signal any of the internetserver (130), and the owner, broker, or authorized agent (136) ofvarious property (100, 102, 104) security issues. These security issuescan range from physical problems (e.g., broken windows, unlocked doors,water damage, objectionable animals, etc.) to personal safety issues,such as the possible presence of an intruder on the property. A user(140, 144) worried about a potential intruder, but lacking enough directknowledge to dial 911 or call the police, can nonetheless discretelysignal the remote owner, broker, or authorized agent (136) to maintain ahigher level of vigilance, and be ready to call for backup. The systemcan also be configured to allow the user to signal the level of concern,from “please watch me” to “call for help immediately.” As needed, thesystem can also be configured to dial for assistance directly in highurgency situations.

In some embodiments, the system may also be configured to automaticallymonitor the microphone on the user's mobile device (146, 160) and useeither human or artificial intelligence (AI) methods to make independentassessments as to if help should be summoned. Additionally, oralternatively, an AI system, such as a computer vision system, couldalso be set to an enhanced mode to monitor any property video camerasfor problematic issues (such as the presence of an unexpected orunauthorized individual) in such situations.

Thus, if the user has 1) previously signaled a heightened securityconcern level, triggering microphone monitoring; and 2) the AI systemthen detects the audio signature of a scream, or an unexpectedindividual; then the system server (130) may automatically dial localemergency services (such as 911). The system may automatically reportthe property address, the user's previously transmitted level ofconcern, and playback the scream's recorded audio. Alternatively, theowner, broker, or authorized agent (136) may do these functionsmanually.

FIG. 3B shows a detail of a personal mobile computerized device, such asa smartphone.

In some embodiments of the invention, the smartphone (150) or otherpersonal mobile computerized device may be a smartphone, watch, ortablet type computerized device, exemplified by the popular Apple iPadand iPhone devices, the Android cellular phone and tablet devices, andthe Microsoft family of tablet computers and mobile devices. In general,such devices normally comprise a high-resolution display screen (152),often equipped with touch sensors, which often functions as the primaryor secondary graphical user interface for the device. The devicesadditionally usually comprise at least one processor (154) (which mayhave one or more cores and graphics units), memory (156) (oftenapproximately in the gigabyte range or higher), speakers or audio outputjacks (158), microphones or audio input jacks. The devices often alsocomprise various accelerometers (160) or other types of motion andposition sensors (162) such as Hall-effect magnetometer sensors capableof detecting device movement and orientation on the local scale. Thedevices also often comprise Global Positioning Receivers (164) capableof with, at least when supplemented by optional wireless signals fromthe Wide Area Augmentation System (WAAS), to pinpointing device positionto an accuracy within a few feet or better. The devices may alsocomprise video cameras (166), and biometric sensors (168) such asfingerprint scanners or facial recognition scanners.

Such devices additionally often comprise one or more wirelesstransceivers (166). These wireless transceivers can include cellularphone transceivers (e.g., such as 4G, 5G transceivers), WiFitransceivers, Bluetooth™ transceivers and the like. In some embodiments,these transceivers can, in turn, provide device connectivity to theInternet, and hence to various servers throughout the world, and alsodetect local short-range transceivers (e.g., WiFi, Bluetooth.)

FIG. 4 shows a flow chart showing how users of the system may initiallylog onto the system server and establish accounts to use the system.Here most of the various steps are generally implemented on the serverusing at least one server processor.

FIG. 5 shows a flow chart showing additional detail of how users of thesystem may validate their presence and identity on the system. Here, asbefore, most of the various steps are generally implemented on theserver using at least one server processor.

FIG. 6 shows a flow chart of how, in some embodiments, the user mayprovide their credit card information to assist in the user validationprocess (some users may also do this to pay for the various systemservices). Other user identification and validation methods, such asgovernment issued identification cards (e.g., driver's licenses) mayalso be used. Here, as before, most of the various steps are generallyimplemented on the server (130) using at least one server processor.

FIG. 7 shows another overview of how one embodiment of the invention mayoperate. Here, before the user (e.g., prospective property purchaser,leaser, or renter of the property) tours the property, the persons(e.g., the owner or authorized agents) responsible for the property willset up suitable property records in the system server (130)(specifically in the server's memory or database 132). These methodswere also previously described in applicant's commonly owned andinvented patent applications 61/621,077 (filed Apr. 6, 2012), and Ser.No. 13/844,291 (filed Mar. 15, 2013) the entire contents of which areincorporated herein by reference.

These records will often include the property location, and propertylayout (such as a floor plan). This will typically designate thelocation of various on-site sensors, electronic locks, electronic lockcodes, and various locations of interest. During setup, various types ofinformation (such as electronic messages, electronic brochures, videos)may be assigned to either the property as a whole or to various specific“geo-tagged” locations on the property. Thus, for example, when a usertours a kitchen in the property, the user's location can be detected bya kitchen mounted sensor, and sent to the server. If an appropriate“geo-tagged” set of information, such as electronic brochures on thekitchen's appliances, has been entered into the server, then when theuser enters the kitchen, and this is reported by the kitchen sensor, thesever may automatically transmit this “kitchen geo-tagged” set ofinformation, such as electronic kitchen brochures, to the user'ssmartphone or other user-assigned, validated, personal mobilecomputerized device. In the example shown in FIG. 7 , at least some ofthe sensors may be internet connected video cameras, here called CCTVdevices. Other types of sensors, such as motion sensors, IR sensors,sound sensors, and the like may also be used.

In some embodiments, when the property comprises a plurality of rooms,and the sensors comprise a plurality of sensors disposed to monitor userpresence in the various rooms, the user activities sent to the at leastone internet server (130) can comprise times that the user entered andexited various rooms. Here, the internet server (130) or othercomputerized devices can be configured to use the times that the userentered and exited the various rooms to determine, for example, the usertime spent in the various rooms, the total time that the user spent onthe tour, and the route that the user took while traversing the variousrooms during the tour.

Providing Information to the User During the Tour:

In some embodiments, the information that the server (130) sends to theuser mobile device (such as smartphone 146) can be “geo-tagged”information—that is, information that is only provided when the user isat a particular location on the property. Here, the user-assignedvalidated personal mobile computerized device (146) can obtain thelocation of the user (140) from the at least one location determiningdevice (such as a smartphone GPS device, optical sensor, RFID sensor,NFC sensor, and the like). This user device (146) can then transmit thatuser's location to the server (130). The server can, in turn, use thisuser location to determine when to provide (transmit) the geo-taggedinformation to the user's computerized device (146).

This “geo-tagged” information can comprise nearly any type ofinformation about the property, and can also comprise, tour information(e.g., a conducted walk-through of the property). Here the user-assignedvalidated personal mobile computerized device (146) can use this tourinformation to provide self-guided tours to the user (140). Theseself-guided tours can be in a sequential manner, going from key locationto key location and receiving the appropriate geo-tagged information andperhaps video chat with the owner, broker or tour operator.Alternatively, these tours can be performed in a random manner in whichthe prospect user chooses how to tour the property. In this event, theinvention can track the prospect user's movements throughout theproperty (see FIGS. 19A, B, and C) and their engagement with geo-taggedinformation. It can then present a list of key points and/or locationspossibly missed by the prospect user to remind the prospect user to tourthese areas of the property. In this way, it is an automated and perhapsbetter version of what an owner or broker walking through the propertywith the prospect may do in that no key area is missed. Furthermore, atour operator can remotely track what key areas of the property havebeen seen or not seen and suggest to the prospect user what else theymay want to see.

In some embodiments, which were previously disclosed in applicant's U.S.patent applications 61/621,077 and Ser. No. 13/844,291 (now U.S. Pat.No. 9,978,109) the entire contents of which are incorporated herein byreference, at least some of this at least some information can compriseaugmented reality information. Here the user can use the user-assignedvalidated personal mobile computerized device (146) device camera, andthis augmented reality information, to provide an augmented realitydisplay on the graphical user interface (this is also discussed infurther detail later in this disclosure).

Note further that in some embodiments, this at least some informationabout the real-world real estate property (such as 100) can furthercomprise additional information about either the real-world real estateproperty itself and/or the real-world real-estate's local environment.This can include local demographics, prices, crime rates, schoolinformation, access to raw materials, access to transportation, and thelike.

FIG. 8 shows a more detailed flowchart showing how the user may usetheir handheld computerized device (146) to contact the server (130),receive tour permission, schedule one or more tours, and receiveinformation, such as electronic digital keys, on their device thatenables the user to unlock electronic lock equipped property doors toaccess the property. If the desired, the system may also be configuredto allow the prospect-user to request immediate access to a property(for example, by contacting the owner, broker, or other agent, andrequesting that they bypass the system's normal scheduling functions).Alternatively, as previously discussed, the server (130) may relay theelectronic unlock commands directly to the electronic lock (110) when itreceives verification that the user (and the user's user-assignedvalidated personal mobile computerized device) is at the electronic lockequipped door.

FIG. 9A shows a more detailed software flow chart showing how the serversoftware may act during a tour. Assume here that the user is potentiallyinterested in purchasing, renting, or leasing the property, and is thustermed a “prospect” in real estate terminology. In this example, atleast one of the property sensors is a video equipped doorbell (such as116) that is mounted near the location of the electronic lock (110). Thesystem server (130) can be configured, in some embodiments, toadditionally or alternatively take image data from this video door bell(or other video sensor configured to monitor the door area), and toperform additional user verification steps by using image recognitiontechnology to confirm that the user's facial features match userreference information available to the server (such as the user'spreviously entered driver's license photo). Once the user is verified,in this example, the server (130) transmits a digital key to unlock theelectronic lock to the user's handheld computerized device (smartphone146), and the lock (110) is unlocked.

During this tour, as previously discussed, various sensors on theproperty keep track of the user (prospect) activities during the tour,such as which rooms the user visits and the various times that the uservisits the room. This information is typically stored in the server'smemory (132) for later analysis and alternatively may be transmitted inreal-time to another device, such as a broker or property owner's ortour-guide's computerized device, to enable them to remotely monitor theprogress of the tour (see FIG. 3A, 134, 136, 138 ). As previouslydiscussed, if appropriate geo-tagged information has been stored in theserver (130), then as the user enters various pre-designated locations(such as rooms), the system server may transmit this geo-taggedinformation to the user's smartphone (146). As previously discussed, thesystem can also be configured to facilitate optional video or audiochats between the user (prospect) and the owner, broker, or otherdesignated agent (see FIGS. 16A and 16B).

In some embodiments, the system may be configured to automatically askfor immediate user (prospect) feedback on the property. Here, the servercan automatically transmit a questionnaire or survey to the user'ssmartphone, and the user prompted to give feedback immediately. Anexample of such questionnaire methods is shown in FIG. 9B.

Other options also exist. In an alternative embodiment, the prospect mayarrive at the property and start a tour app on the prospect'ssmartphone. If the prospect has previously signed up with the systemserver using the tour app, then the prospect can self-identify using thesmartphone biometric sensors (smartphone facial recognition, smartphonefingerprint sensors 168, etc.). The tour app can then transmitconfirmation of the prospect's identity and location to the systemserver, and the system server can then unlock the appropriate propertylocks. Alternatively, if the system server has previously transmittedthe proper unlock codes to the tour app, then the tour app itself maytransmit the appropriate unlocking codes to the relevant property locksdirectly.

FIG. 9B shows that in some embodiments, the system may also beconfigured to automatically transmit surveys/questionnaires to thevarious user computerized devices, and to record the results in servermemory (or elsewhere).

In other embodiments, this feedback may only be transmitted at thediscretion of the user. In either event, once the server is informedabout the user (prospect) evaluation of the property, this can be storedin server memory (132) or transmitted to other devices such as (134). Inany event, regardless of if user feedback is obtained or not, after thetour (such as evidenced by sensor reporting that the property is againvacant), the server may additionally query additional lock sensors toensure that the door (110) is locked, and or take appropriate steps(either sending locking commands to the lock, or error messages to theowner, broker or authorized agent, such as FIG. 3A 136) that the doorhas been left open, and that and manual intervention to close the doormay be required.

Note that in some embodiments at least some of the user activities whilethe user is present on the real-world real estate property can be storedin a user activity database (such as in server memory or database 132).Here, the invention may use at least one processor (which may be aserver (130) computer processor, or an external computerized deviceprocessor such as a device 134 processor) to query this user activitydatabase (assume here that this is database is at least initially storedin 132) and produce any of graphical and analytic reports based on theseuser activities. These queries can include tour durations, tours pertime-period, floor plans most toured, as well as other analytics andgraphs.

FIG. 10 shows a flow chart of how the server can automatically query thevarious sensors and other optional equipment at a given real estateproperty, and store various user activities (as determined by thesevarious sensors) in memory for later analysis.

As previously discussed, even if no optional equipment (sensors) isinstalled at a given real estate property, the server can interface withthe tour app on the user's smartphone, and acquire user activityinformation through the smartphone tour app. As previously discussed,the smartphone tour app can be used, optionally in conjunction with anyproperty located RF devices such as WIFI or Bluetooth devices, GPSreceivers, and the like to report on user movement throughout a propertythroughout a tour. Additionally, by interfacing with additionalSmartphone devices such as smartphone magnetometer sensors (Hall effectmagnetometers), or cameras, information about user orientation during atour may also be reported to the server for later analysis.

Handling Electronic Documents:

The invention is also inspired, in part, by the insight that theefficiency of the real estate analysis and management process can begreatly facilitated if the system is configured to handle a wide varietyof different electronic documents. Some of these electronic documentmethods, which may be implemented as part of the previously discussedtour app, or by other methods, are shown below. In addition to providinga valuable service to the user, such electronic document methods canalso provide additional data for user preference analysis as well.

FIG. 11 shows a software flow chart providing details of how the servercan pre-populate and transmit various electronic documents to the user'ssmartphone (either to the tour app, or to other smartphone applications)to streamline various transactions. In this example, the electronicdocuments can be user bids and counter-offers on the property ofinterest.

Here, for example, at least some information about the real-world realestate property can further comprise at least one fillable formelectronic document. In this embodiment, the internet server (such as130) can use previously stored information on both the user (140) andthe real-world real estate property (100) to automatically pre-populateat least some portions of this fillable form electronic document, thuscreating one or more pre-populated fillable form electronic documents.These documents can include housing inspection documents, as well asother types of documents such as bids, contracts of any type. Thedocuments may be from multiple vendors, brokers, bankers, or otherprofessions, as desired. The server (such as 130) can transmit thesepre-populated fillable form-field electronic documents to theuser-assigned validated personal mobile computerized device (146).

In some embodiments, such as in cases when it is desirable to transmitgeotagged data or multimedia to the user, the internet server can beconfigured to use previously stored information on any of the user andthe at least one real estate property to automatically pre-populate atleast one electronic document. This server can then transmit thesepre-populated electronic documents to the user's personal mobilecomputerized device, where it then can be displayed. Here, the servermay be configured to use information pertaining to the user's presentlocation and/or orientation to control the delivery of this previouslystored information.

Here, at least depending on appropriate user permissions, some of thisdata may be aggregated and used for statistical analysis of userpreferences.

The user-assigned validated personal mobile computerized device (146)can be further configured to securely receive this pre-populatedfillable form electronic document, as well as to receive input from theuser (140), thus creating a user edited pre-populated fillableform-field electronic document. The device (146) and/or server (130) canthen transmit this user edited pre-populated fillable form electronicdocument to the desired internet destination.

FIG. 12 shows a software flowchart providing more details of how theserver can pre-populate and transmit various electronic documents to theuser's smartphone to streamline various transactions. Here, as discussedabove, in addition to electronic bid documents, other documents such asreal estate sales or leasing agreements may also be handled by thesystem.

FIG. 13 shows a software flowchart showing how the system can optionallyalso handle audio or video chat requests between the user (prospect) andthe property owner or agent of the property owner. In a preferredembodiment, such audio or video chat requests may also be implementedusing the previously discussed smartphone tour app. However, this is notintended to be limiting, and other applications (software) and devicesmay also be used for these purposes.

FIG. 14 shows a high-level overview of how, in some embodiments, thesystem can progress from a tour request, optionally transmit and receivetour questionnaires (see FIG. 9B), and proceed up through an exchange ofelectronic documents for various contracts.

Dashboards of Multiple Tours:

FIG. 15 shows that in some embodiments, the server may aggregate sensoror smartphone tour app data from multiple properties and may assemblethis data so that, when displayed on a computer display or computergraphical user interface, a dashboard of historical or real time data isrevealed so that multiple user tours over multiple user properties canbe viewed simultaneously. This dashboard data can then be transmitted toanother computerized device (here a laptop computer) for viewing. Notethat this dashboard data may be provided as a web-based application(e.g., website), and it may be viewed on non-mobile computerized devices(e.g., desktop computers) as well. There is no requirement that theremote owner, broker, or agent (136) use a mobile device while workingremote from a given property.

In this embodiment, the system may be configured to graphically presenta dashboard of real-time information about a plurality of scheduledtours of a plurality of internet-connected real-world real estateproperty. These can be presented simultaneously on at least one computerscreen as desired.

This embodiment enables a property owner/broker to handle multiple toursat once. In FIG. 15 , the scheduled tours are on the left side. Theactive tours are in a lighter shade, and the active site video camerasare also indicated by a light-colored dot. If a property does not haveany video camera sensors (here called CCTV), this is also indicated. Thesystem can optionally also enable various video chats between theowner/broker and various users (prospects) during their tours of variousproperties.

This dashboard graphical user interface may also be used to outputinformation on average user positions and/or orientations during a tour.This way, a dashboard user, be it a market research user, tour operator,or other individual, may, for example, view “heat maps” of average userinterest for one or more properties in real-time or as accumulated.

FIG. 16A shows that in some embodiments, the server generated dashboardcan also be configured to enable the user touring the property(prospect) and the dashboard user (owner broker) to video video-chat,while the dashboard user can continue to monitor tours on various otherproperties.

FIG. 16B shows that if multiple calls from multiple users touringdifferent properties (multiple prospects) come in at once, then theserver may also be configured to queue the calls in sequence, andoptionally also provide waiting messages to the waiting (queued) calls.

Monitoring Users During a Tour

In general, users may be monitored by using any combination ofproperty-associated sensors (e.g., sensors that remain on the propertyafter the visitor leaves) and mobile device-associatedinternet-connected sensors. The latter will generally be sensors builtinto smartphones and other handheld computerized devices, such assmartphone cameras, GPS sensors, movement sensors, orientation sensors,WiFi sensors, Bluetooth sensors, and the like. These mobiledevice-associated internet-connected sensors will generally be part of ahandheld computerized device (often a smartphone) carried by thevisitor.

FIG. 17 shows how in some embodiments, the invention may monitor variouspersons' positions and/or orientation on a real-estate property relativeto different pre-designated locations of interest on the property. Thesystem can use this data to analyze the behavior of these individuals.In this figure, assume that user (140), previously discussed in FIG. 3A,has now entered property (100), and in (200), we are currently viewingthe floor plan of property (100). Here assume that the previouslydiscussed at least one property associated sensor (122) is a pluralityof sensors (122 a, 122 b, 122 c), each positioned to monitor differentportions (rooms, locations of interest) in the floor plan of property(200). Further, assume that server (130) has previously been configuredto recognize that at least kitchen (202) is a “location of interest”.User activities, including positions and even various user(s)orientations, can be monitored by a kitchen positioned sensor (122 a).This can be many types of sensors, but for simplicity, in this example,assume that 122 a is an overhead camera with enough resolution to viewthe user, determine the user's location in the kitchen, and determine(with suitable computer vision software) which way the user is facing.Alternatively, user position and orientation during a tour may also beacquired using the previously discussed smartphone tour app.

As the user (140) tours the house, various house (property) associatedsensors (such as 122 a, 122 b, 122 c) or tour app data can keep track ofwhen the user enters and exits a particular location. This can also besupplemented by optional position data reported by user smartphone (146)(or other handheld computerized devices) to server (130).

In this example, assume that the kitchen is a bit unusual in that it maybe painted in a somewhat leading-edge color scheme, or may have someunusual higher end appliances in it, and the owner is trying to judge ifthe users either like the kitchen “location of interest”. Here “like” isestimated by determining if the user spends more or less time thanaverage in the kitchen, and/or if the user position faces the appliances(which themselves can be designated as points of interest) more or lessthan average. In some embodiments, the users may also be given theoption of explicitly voting on certain locations or features as well,such as by implementing a like/dislike feedback option (such as abutton) on the user smartphone's graphical user interface while the useris near or oriented at the location of interest. The smartphone can thentransmit this user feedback to the server (130), and correlate this datawith the various locations of interest.

The server (130) can be configured to keep track of the user time spentin the kitchen, as well as number of return visits to the kitchen, usertime spent oriented towards or away from the appliances, the distancebetween the user (140) and the appliances, and so on. The server (130)or other computerized device can also compare this user data to averagevalues from other properties and other tours. This analysis will givethe owner or agent (136) information, in this example, as to if theusers are attracted or repelled by the leading-edge color scheme, andare noticing and are attracted or repelled to the high-end appliances.

This can provide valuable information. For example, if users spend lesstime than average in a kitchen point of interest, this can providequantitative evidence that the kitchen needs to be upgraded. Note thatalthough this functionality is highly useful in a “prospect only” tourvisit to an otherwise vacant property, this method may be used in othersituations, such as open houses and various types of focus groups, aswell.

Put alternatively, this user tracking embodiment can itself be anothercomputerized method, here a method that is particularly useful forsimultaneously monitoring a plurality of “prospect” user touring aplurality of different properties, but which can have other applicationsas well.

Here, the method uses at least one real-world real estate propertyconfigured with at least one internet connected sensor (such as 116,122) to monitor activities of a plurality of real-world visitors (140,here “visitor is a human user, who may or may not be a “prospect”) tothis (or other) real estate property, and report on the activities ofthis plurality of visitors to at least one internet server (130).

As before, at least some of these visitors (140) will be carryinguser-assigned personal mobile computerized devices (e.g., smartphones,146) that also wirelessly transmit unique identification codes (toserver 130) that can be traced to specific visitors and specific visitorcharacteristics. Here to better track the users, usually before thetouring begins, the server memory (132) may store various designatedlocations of interest (such as locations on the property, kitchenappliances, bathrooms, and so on) on the real estate property ofinterest (such as 100, see also floor plan 200), in the server's memory(132). Alternatively, these locations of interest may be added later,after the user activity data has already been recorded. In otherembodiments these same measurements and data points can be utilized inother types of real estate such as retail, office, warehouse andmanufacturing, as examples, and any type of real property.

Here, assume that each visitor will also have at least an orientationcorresponding to the visitor's field of view. This can, for example,correspond at least to the front of the user's head versus the back ofthe user's head, which can usually be easily distinguished by varioustypes of sensors such as cameras and automated image recognitionsensors, and other types of sensors).

Further, the various (least one) internet-connected sensor(s) (hereproperty associated sensors, such as 122 a, 122 b, 122 c) can beconfigured to cover at least one of the designated locations ofinterest. This method will use at least one processor (which can be aserver computer processor or other processor located elsewhere, such ason device 134) to determine, as a function of time, distances betweenthe visitors and the various designated locations of interest. In apreferred embodiment, the system will also determine the orientation ofthe visitors relative to at least some of the designated locations ofinterest.

Here the server (130) will typically identify the various visitors (146)by, for example, receiving the wirelessly transmitted uniqueidentification codes, and may optionally also determine the specificvisitor characteristics for at least some of the visitors (using theunique identification codes, or by other visitor identification data).

In some embodiments, the server database or memory (132) or memory maybe located elsewhere (such as on device 134) will accumulate information(statistical data) on the locations and/or orientations andcharacteristics of the various visitors. This will often be overmultiple visitors and relative to at least some of the differentdesignated real-estate locations of interest. Here the system will alsodetermine, for at least some of these visitor characteristics, if atleast some locations of interest correlate with statistically higher orlower distances and/or orientations between at least some visitorcharacteristics and at least some designated locations of interest. Putalternatively and more simply, the system can determine if some visitorspreferentially visit or avoid specific locations of interest. This canallow the system and various owners or owner agents (136) to determinewhat parts of the property the visitors (which can be prospects) tend toreact either favorably or unfavorably.

The above monitoring system need not only be used to monitor prospectsduring tours of real estate. The system can also monitor park visitors,shoppers in a store, and so on. However, the above methods arebeneficial for monitoring prospects during at least one scheduled tourof at least one internet-connected real-world real estate property.

Asking Survey Questions During a Tour:

In some embodiments, the device analyzing the data (such as server 130)can use previous determinations of statistically higher or lowerdistances and/or orientations between at least some visitorcharacteristics and at least some designated locations of interest toautomatically transmit questions to visitors (140) carryinguser-assigned personal mobile computerized devices (146). This can beeither during a tour or after the visitor conducts a real estateproperty tour (such as 100, 200). Here, server (130) can also be used toreceive answers to these questions. This question-and-answer data can becorrelated with at least some of the user position and/or orientationdata.

For example, user questionnaire responses can be further correlated withother findings, such as the system's determination of statisticallyhigher or lower distances and/or orientations of the visitors withvarious locations of interest.

The questionnaire response data can also be correlated with at leastsome of the visitor characteristics and at least some of the designatedlocations of interest. For example, the system may report or discover iftour prospects (146) start to avoid white kitchens. The system may alsoclassify users according to their question responses and determine ifsome users prefer some locations of interest over others.

Other Methods of Determining User Orientation:

Modern smartphones contain hall effect magnetometer devices, which actas a built-in compass that can be used to determine the smartphone'sorientation. In some embodiments, the user smartphone “tour app” mayfurther be configured to use such hall effect magnetometer devices todetermine changes in the relative orientation of the user's smartphoneas the use tours the property. Although users can, of course, shift thepositions of their smartphones during a given tour, this hall effectdirection data can be used, at least in conjunction with occasionalvideo data from a tour site, to help estimate user orientation duringtimes when the user may not be in video camera range. For example, ifvideo data at one location shows that the smartphone is in the user'spocket, as well as the orientation of the user from facial recognition,then the offset between the tour app's reported direction of thesmartphone and the facial recognition estimate of the user orientationcan be calculated. This offset can be used to approximate the userorientation when the user passes out of camera range.

As previously discussed, in some embodiments, it may be preferable toenable certain features to encourage users to upload more data (such asimages) to the system servers.

Augmented Reality Embodiments

FIG. 18 shows how in some embodiments, the server may store variousvirtual objects from various sources. Upon user demand from a usersmartphone or other computerized device, transmit various virtualobjects and associated object information to the user computerizeddevices. The user's computerized device (either by the “tour app”, or adifferent type of software app) may be configured to take real-timecamera images (and optionally also obtain light detection and ranging,e.g., LIDAR, measurements) of certain locations on the property, combinereal-time images with the transmitted virtual object information, andprovide augmented reality displays of these virtual objects in thecontext of the property or portion of the property. These augmentedreality displays may be displayed on either a standard mobile devicedisplay screen, or on an augmented reality headset (or augmented realityglasses). The system server may be further configured with suitable APIand a database of different virtual objects and associated objectinformation from multiple sources, such as suppliers of actualreal-world objects and services that are being represented by thevarious virtual objects and associated virtual object information. Thiscan streamline the ability to rapidly configure the real estateaccording to the desires of the persons doing the configuration.

In FIG. 18 , user (140) with an associated smartphone (146) and “tourapp” is now touring the inside of property (100), and in particular, isinterested in the kitchen (210). Assume that the user (140), althoughgenerally liking the property (100), doesn't like the kitchen stove(204) or other appliances and wants to visualize how the kitchen wouldlook with a different stove or other appliance. Assume also that anappliance manufacturer or other manufacturer, service provider, orvendor (214) has used their computerized device (212) previouslyuploaded virtual objects and virtual object appearance information for asuitable stove (216) to the server database (132).

User (140) can use their computerized device (146) and tour app oranother type of app to image this region of the kitchen (206) thatincludes stove (204), and can also select a suitable replacement stove.The server (130) sends this stove virtual object appearance informationand virtual object associated information (stove price, sizes, etc.) tothe user's tour app. The user's computerized device and tour app canthen allow the user to visualize how a replacement stove (or anotherappliance might work). The same principle can be used to virtuallypopulate the property with a virtual staging set of furniture, visualizeremodeling, visualize landscaping, and so on.

Thus, this embodiment can encourage user uploading of data byimplementing a computerized method that is particularly useful foraugmented reality applications. This method can comprise using apersonal mobile computerized device (which can be a smartphone, such as146) comprising at least one processor, memory, a graphical userinterface, at least one wireless transceiver, and at least one locationdetermining device (such as a GPS device or other location determiningsystem as previously discussed), as well as and at least one camera toimage (here image also includes video) a portion of a real estateproperty. This still or video image of a real estate property is termeda property image.

The method also uses the mobile computerized device (146) to receive,for a plurality of virtual objects, virtual object appearanceinformation and virtual object associated information from at least oneinternet server (such as 130, here also including memory/database 132).

This internet server (130) is configured with a database (132) providinga standardized API for groups of virtual objects, virtual objectappearance information, and virtual object associated information. Ineffect, this internet server provides a gateway that permits a pluralityof vendors (here represented by vendor 214) of these virtual objects toenter each vendor's vendor associated virtual objects, virtual objectappearance information, and virtual object-associated information. InFIG. 18 , one of the vendors is an appliance manufacturer that makes orstocks a variety of different stoves and has placed virtual objectscorresponding to these real-world stoves on a server (130) and database(132) using the vendor's computerized device (212).

The personal mobile computerized device (smartphone 146)'s graphicaluser interface (or other display systems) and tour app (or other type ofapp) can then display, for at least some of the plurality of virtualobjects, any of virtual object appearance information and virtual objectassociated information. The user can use their mobile computerizeddevice, to enter a first user selection comprising at least one userselected virtual object for at least one of the pluralities of virtualobjects.

The personal mobile computerized device can then use its processor andthis first user selection, to combine the property image, and the atleast one user selected virtual object appearance information, toproduce an augmented reality property image on the graphical userinterface or other display. This allows the user to see the virtualobject in the context of the property image or video.

In some embodiments, the user may also use the personal mobilecomputerized device to enter a second user selection comprising at leastone modification of this first user selection. For example, the user mayalter the virtual object's color, dimensions, orientation, or otherproperties, and obtain an augmented reality view of these changes aswell. This first and optional second user selection can then betransmitted to the internet server (130).

In some embodiments (such as if, for example, the user was theninterested in obtaining the actual physical version of the virtualobject), the system can then use the internet server to transmit thisfirst user selection and optional second user selection to at least onevendor associated with those virtual objects in the first userselection, such as vendor (214) via vendor computerized device (212).

Virtual Staging:

In real estate, the term “staging” is used to describe when a property,such as a house, is shown with custom furniture specifically selected tomake the house appeal to potential buyers. The process is expensive andrequires that outside furniture be chosen and brought in specifically toshow the property. This furniture is then typically removed aftershowing.

In some embodiments, these methods may also be used to “virtually stage”a real estate property by storing a preselected staging set of virtualobject appearance information in the at least one internet server (130,132). Here the virtual objects may be furniture virtual objects that canalso be selected to make the property show well.

In this method, the server (130) can then transmit this preselectedstaging set of virtual object appearance information to a real-worldvisitor's mobile computerized device (146) and tour app, thus allowingthe real-world visitor (146) to view an augmented reality view of thispreselected staging set of virtual objects during, for example, areal-world tour of the real estate property.

Here, if the user is interested in obtaining real-world versions of thevirtual objects, the system can also be configured with an electronicdocument handling system, such as the previously described documenthandling system, to facilitate the process of interacting with thevarious entities that can provide the real-world version of the virtualobjects. At the same time, user choices can also be saved, statisticallyaggregated, and used for various analytical purposes.

Here, as previously discussed, the internet server (130) can usepreviously stored information on the user (140) and the real estateproperty (100, 200) to automatically pre-populate at least some portionsof a fillable form electronic document, thus creating pre-populatedfillable form electronic documents. The server can then transmit thesepre-populated fillable form-field electronic documents to the user'smobile computerized device (146) and/or other devices as desired. Thiscan either be in the context of the previously discussed tour app, or inthe context of other smartphone software as well.

This personal mobile computerized device (146) and or other devices canbe further configured to securely receive this pre-populated fillableform electronic document, as well as to receive additional input fromthe user (140), thus creating a user edited pre-populated fillable formelectronic document. The user's device (146) can then, (using the serveras an optional intermediate relay) transmit this user editedpre-populated fillable form electronic document to an internetdestination (such as 135).

In addition to providing a valuable service to the user, these methodsalso encourage the user to take many video or still images of a givenproperty during a tour. (Here video images and still images will be usedinterchangeably, since video is simply a sequence of individual images).

To generalize, the visitor obtained images are obtained from any of anelectronic still camera, video camera, or even a LIDAR imaging deviceonboard the visitor's user-assigned personal mobile computerized device.Thus, the term “camera”, “video-camera”, “video”, “images” or“video-images” may be obtained from any of the above devices.

These “visitor video” (or still) images can also be highly useful formore precisely determining the user/visitor's position and/ororientation during a tour as well. Put alternatively, in someembodiments, these visitor-obtained images may be used to determinedistances between the visitors and various designated locations ofinterest. This in turn allows the system to calculate the positionand/or orientation of the visitors with respect to at least some ofthese designated locations of interest.

In some embodiments, this can be done by using the visitorobtained-images. In these embodiments, it will be useful first to use areference camera (which itself can be a smartphone) equipped with asuitable position and orientation determining sensor to obtain referenceimages of these various locations of interest. These reference imagescan be stored, along with the locations and orientations of thereference camera while these reference images were obtained, in a“location of interest reference database,” This often may be a database(such as 132) accessible by a server such as (130).

These reference images can be obtained, for example, by having someonewalk through a property (preferably in advance of the various tours),photographing the various locations of interest using a smartphone (oranother device) equipped with position and/or orientation referenceimage annotation software. These position and/or orientation annotatedreference images can then be uploaded to the location of interestreference database. Although it will often be preferable to do this inadvance of a tour, there is no actual requirement to do this in advance.Indeed, this information may be retrieved from older visitor videoimages by comparing these visitor video images to reference imagesobtained after these earlier tours.

The same visitor video images used for virtual staging and/or othervirtual object purposes can then also be used to more preciselydetermine the location and orientation of the visitors (at least whenthe visitors took these visitor video images. To do this, the system(which can again be implemented on server 130 and database 132, or otherprocessor/memory device) can use image recognition software to comparethe visitor video images with the position and/or orientation annotatedreference images. The probable distance and angle offsets between thevisitor video camera and the reference camera can be computed. Thisallows the probable location of the visitor camera, at the time thevisitor image was obtained, to be calculated with high precision usingstandard trigonometry angle offset calculations.

In some embodiments, the statistics on locations and/or orientations andcharacteristics of the various visitors with respect to at least somelocations of interest can be further used for any of A/B testing andmultivariate testing. For example, this can be A/B Testing, multivariatetesting. Topics of this testing can include colors, floor layouts,furniture staging, selection, and ranking of appliances as to good,better & best, and other applications.

The system can also be used for various layouts and floor planoptimizations, showing and evaluating various houses and apartments.Multiple fixtures and colors, and at different price points, can bequickly shown and evaluated.

Further Discussion

Additional Metrics and Algorithms:

Prospect Qualification Score: Can include factors such as credit(ability to pay), and a scoring function or algorithm based on thepotential client's use level such as the time spent touring a givenproperty, geo-tagged property information requests/hits, interactionsvia video chat, number of visits to the Property, number of questionsasked & answered, and (where permitted (tracking of the potentialclient, such as by face (or portions of the face such as the ear),tracking, client computerized device tracking, and the like.

As previously discussed, the system may use the sensor data to determinea path or route that a single user, or a small group of users, may takeon a tour, as is shown in FIGS. 19A, 19B, and 19C.

FIGS. 19A, B, and C show the route that a single prospect user has takenthrough various properties. FIG. 19A, shows the route that a singleprospect user took on a first floor of a residential property, FIG. 19Bshows the route that a single prospect user took on a second floor of aresidential property, and FIG. 19C shows route that a single prospectuser took on a floor of a commercial property (here an office building).

The system can be configured to capture this data on the individual userlevel, and also can be configured to combine the data of multipleprospect users over multiple tours to show the aggregate routes taken,as will be discussed below.

The system may also combine the values produced by many users (visitors,prospect-users, etc.) to visually show statistical data that summarizesthe various paths and rooms or areas visited over many different tours.This statistical data may be shown in various alternative formats.

In one alternative format, the system can also generate heat maps, orother graphical representations of data, where data values can berepresented visually that can include time(s) spent by users on a perroom basis, user, traffic flows, specific property addresses, models, orapartments toured for many visitors to a given property. Examples ofsuch “heat map” type graphical representation of data, for bothresidential and commercial property, are shown in FIGS. 20 , B, and C.

FIG. 20A shows a heat map showing areas most traveled by a plurality ofvisitors (such as prospect users) to a first floor of a residential realestate property.

FIG. 20B shows a heat map showing areas most traveled by a plurality ofvisitors (such as prospect users) to a second floor of a residentialreal estate property.

FIG. 20C shows heat map showing areas most traveled by a plurality ofvisitors (such as prospect users) to a second floor of a commercial realestate property, here a floor of an office building.

The system can also report tours on a per-user and/or per time-periodbasis. Other algorithms may report on the return on investment (ROI) byproperty address, model number, apartment/configuration, appliances, andoffers.

In conclusion, the invention offers the following features and benefits

Improved Site Security

The invention offers security for both the prospect and the real estateowner and/or real estate broker that is abysmally absent in theperson-to-person real estate tours. Specifically, for prospects to usethe invention they have to offer their verified contact information.This can easily be done through the capture by scanning of an officialgovernment ID such as a driver's license.

Furthermore, the owner or real estate broker may optionally insist uponthe prospect's photo which is easily captured by the end-user facing,prospect application. This photo can then readily be compared to whopresents themselves to the secured entrance of the property. Thissecured entrance avails itself of commonly available technology such asCCTV and doorbell cameras. These can easily be monitored to make surethat the prospect is actually the same person that tours the property.With this technology, the would-be thief or vandal can easily be trackeddown by the authorities.

Improved Physical Security

In recent years there have been attacks, sexual assaults and evenmurders of real estate brokers. The invention easily prevents thatbecause the owner and/or real estate broker actually performs theirfunctions remotely. Instead of physically being there, they use videochat abilities to narrate the tour for the prospect. They can explainthe features and benefits of the property and answer any of theprospect's questions from their own, owner/broker facing application.

Also, and importantly, during the tour the prospect touring the facilitycan enjoy enhanced security. Through the they may engage a panic buttonshould there be a health emergency or security issue. Once activated,the owner and/or broker the notified and can engage with the prospect,and/or the proper authorities can be notified.

Improved Time-Efficiency

Significantly, this invention greatly enhances the owner and/or theirreal estate broker's efficiency. Instead of wasting time traveling fromappointment they may easily be able to handle 5 to 10 times the numberof appointments they would normally do the old and unnecessary,in-person, way.

Easier Tour Scheduling

The invention allows the prospect to book their property tour throughits calendar/scheduling system. The owner and/or their real estatebrokers can easily accept or decline these requests and otherwise,coordinate appointments and in fact, handle multiples more appointmentsper day.

This is also extremely convenient for the prospect. They can make anappointment to see the property on their schedule. This may be before orafter normal business hours.

Faster and More Streamlined Real Estate Transactions

For both the owner and the real estate broker this invention can greatlyincrease the velocity of transactions because there are able to handlemany times more prospects touring their properties. Consequently, theycan have that many more prospects vying for their properties.

Furthermore, the invention allows prospect to make a bid for thepurchase or lease of the property during or after the tour. The owner orlessor of the property and/or their real estate broker mayinstantaneously accept that bid (offer) or offer up a counter bid. Thiscycle can be repeated as long as both sides are willing.

Upon mutual agreement to proceed with either the purchase or lease ofthe property, the contract for sale or lease can be submittedelectronically and instantaneously to the prospect. The prospect canthen accept this contract or lease or suggest their modifications. Onceagain, the owner or lessor can decide to accept these changes orcontinue to negotiate with the prospect on the contract or lease.

If the parties reached agreement on the contract or lease, this documentcan be digitally signed by both parties. Any fees, payments, or depositsmay then be electronically transmitted between the parties. Thus,employing the rapid submission of documents and facilitating anynegotiations electronically will also increase the velocity oftransactions.

Utilizes Present and Next-Generation Broadband Technology

The invention embraces powerful and existing technologies such as theubiquitous use of inexpensive, high-speed broadband Internet and fastcellular technology. Such technologies as WiFi 5, Wi-Fi 6, LTE and 5Gtechnology offer broadband speeds of up to 1 Gb and beyond. Both wiredand Wi-Fi enabled CCTV are now also ubiquitous and inexpensive. Theyneed but a fraction of that bandwidth to perform well. This enablingtechnology will only get faster in years to come, yet, without thisinvention, real estate tours were stuck in the days of the horse andbuggy.

Compatibility with Existing Digital Lock Technology

Digital door locks are also now ubiquitous. Any hardware store offers avariety of choices. The more advanced ones allow user to send a onetime, unique and secure digital access code to ⅓ party. Inventionembraces this technology Inc. and its application. Once the prospects IDhas been accepted, then their cell phones or tablet's IMEI number iscaptured for security. Thereafter, once they have secured an appointmentto tour the property, they are automatically issued this one-time accesscode for the prospect facing, and user application. Upon coming to theentrance of the property, the application allows them to use this codeto open the door lock.

Furthermore, these same locks can assure that the doors are re-lockedafter the tour is over. If there should be an issue of re-locking thedoors then the owner and/or their broker can be notified and a personcan then be sent to the property to investigate the issue and secure theproperty.

Improved Marketing Intelligence

In the words of the famous management consultant, Peter Drucker, “Youcan't manage what you can't measure.”

The invention tracks when the property was accessed via when this doorlock was opened for it logs the date and time, IMEI number and thereforethe prospect's identification.

As the prospect begins the tour, optional, the recommended CCTV camerascaptured their progress. This provides many significant benefits, notthe least of which is security for the property, but also security forthe prospect. Additionally, the owner and/or their broker can now haveaccess to scientific data on how much time the prospects spent touringand investigating different elements of the property. This data can behighly granular and can give the owner and/or their broker criticalintelligence on what features of a property are worth investing moneyinto and that pay the highest Return on Investment (ROI). A good exampleof this is a combination of kitchen amenities. Which appliances are mostvalued by prospective purchasers or tenants? What room layouts offer thebest ROI and the list of possible money-making metrics that can bederived from this is almost infinite.

Invention allows the owner and real estate broker to gather critical,real-time metrics, such as how many tours were conducted over a periodof time. How long did the prospect spend touring the particularproperty? This information can be further aggregated and analyzed to seethe amount time for the average prospect tour. What is the conversionratio of prospect for to selling or leasing a property? These importantmetrics simply unavailable the current system which frankly goes back tothe beginning of time.

Improved Geo-Tagged Information for Prospects

While touring the property prospect is presented geo-tag information.The technology for this geo-tagging is readily available today. Suchtechnologies as iBeacon, RFID, Tiles, Apple's Air Tags can inexpensivelyidentify a person's location within the property. The invention exploitsthese technologies fully and will present a plethora of information suchas floor plans, prerecorded videos, audio, spreadsheets, PDF files,pictures, etc. These are just some examples, any information can bedigitized, can be presented to the prospect through their mobile deviceusing the invention.

Additionally, when a prospect gets to a certain geo-tagged point, theowner and/or their real estate broker may choose to have a video oraudio chat with the prospect. Of course, the prospect can request thisat any point during the tour have their questions immediately answered.These answers can be given by a human owner and/or their real estatebroker in real time, OR they can be provided by the invention'sartificial intelligence module, having pre-reported responses to thetypical and repetitive questions. This artificial intelligence aspect ofthe invention further takes out the drudgery of showing a property forthe real estate broker and/or the owner of the property. For sure, asignificant amount of their time is taken up by answering the samequestions over and over again though from different prospects for theproperty. It is estimated by the inventor that this might save the ownerand/or real estate broker upwards of 90% of the time involved withpersonal, one-on-one tours. Thus, greatly enhances the time efficiencyfor the owner and/or real estate broker. This time efficiency coursetranslates to increase income and the reduction of frustrations.

Increased Understanding of Property Options through Augmented RealityTechniques

The prospect can easily see fixtures and furniture superimposed overtheir current view of the property. This can be tied into vendors forsuch products. For example, companies such as Ikea, Amazon, Costco,Furnitureland South could present furniture. Appliances and fixturescould be presented by companies like Lowes, Home Depot, Amazon.

In fact, using the invention and owner and/or their broker can actuallyprovide virtual staging of furniture and fixtures. The system cansuperimpose the image of new furniture and fixtures over the images ofthe existing property.

Work estimates can be provided by vendors who are tied into the vendorportion of the application. Even real estate-related professions such asproperty inspectors, real estate attorneys, insurance brokers, mortgagebrokers, banks, title companies, etc., can be present their offeringsthrough this invention. This provides a significant income stream to thevendors and makes it as easy as clicking on a button for the prospect toget a quote, engage a service provider and perhaps even purchase relatedgoods or services.

The invention claimed is:
 1. A method comprising: using at least onereal-world real estate property (real estate property) and at least oneinternet connected sensor comprising at least one camera toautomatically monitor activities of a plurality of visitors to said atleast one real estate property, and automatically report said activitiesof said plurality of visitors to at least one internet server; each saidvisitor being a human real-world visitor with a field of view; at leastsome of said visitors carrying user-assigned personal mobilecomputerized devices (personal mobile computerized devices) thatwirelessly transmit unique identification codes that can be traced tospecific visitors and specific visitor characteristics; said at leastone real estate property having designated locations of interest; eachsaid visitor having at least an orientation corresponding to saidvisitor's field of view; said at least one internet connected sensorcovers at least one said designated location of interest; using at leastone processor, images from said at least one camera, and any ofautomated vision software and AI image recognition software toautomatically determine, as a function of time, distances between saidvisitors and said designated locations of interest, and/or orientationof said visitors with respect to at least some said designated locationsof interest; automatically receiving said wirelessly transmitted uniqueidentification codes, and determining said specific visitorcharacteristics for at least some said visitors; and automaticallydetermining, for at least some said visitor characteristics, if at leastsome locations of interest correlate with statistically higher or lowerdistances and/or orientations between at least some said visitorcharacteristics and at least some said designated locations of interest.2. The method of claim 1, wherein said server uses previousdeterminations of statistically higher or lower distances and/ororientations between at least some said visitor characteristics and atleast some said designated locations of interest to automaticallytransmit questions or feedback options to visitors carryinguser-assigned personal mobile computerized devices either during orafter said visitor conducts a tour of said at least one real estateproperty; and and using said server to receive answers to said questionsor feedback options, and further correlate at least said determinationsof statistically higher or lower distances and/or orientations betweenat least some said visitor characteristics and at least some saiddesignated locations of interest with said answers or feedback options.3. The method of claim 1, wherein said internet server uses previouslystored information on any of said user and said at least one real estateproperty to automatically pre-populate at least one electronic document;transmitting, using said server, said pre-populated electronic documentsto said personal mobile computerized device; and said personal mobilecomputerized device is further configured to display said electronicdocument.
 4. The method of claim 1, wherein said internet server usespreviously stored information on said user and said at least one realestate property to automatically pre-populate at least some portions ofa fillable form electronic document, creating pre-populated fillableform electronic documents; transmitting, using said server, saidpre-populated fillable form electronic documents to said personal mobilecomputerized device; and said personal mobile computerized device isfurther configured to securely receive said pre-populated fillable formelectronic document, receive input from said user, creating a useredited pre-populated fillable form electronic document, and transmitsaid user edited pre-populated fillable form electronic document to aninternet destination.
 5. The method of claim 1, further using statisticson locations and/or orientations and characteristics of said visitorswith respect to at least some said locations of interest for any of A/Btesting and multivariate testing.
 6. The method of claim 1, wherein saidleast one real-world real estate property is a plurality of real estateproperties, further using said at least one processor to display saidlocations and/or orientations and characteristics of said visitors withrespect to at least some said locations of interest in real time, overat least some of said plurality of real estate properties, on adashboard type graphical user interface.
 7. The method of claim 6,wherein at least some of said visitors to said at least one real-worldreal estate property are remotely managed by one or more tour operators,and said dashboard type graphical user interface are used by said one ormore tour operators.
 8. The method of claim 1, wherein said at least onereal-world real estate property is configured with at least one internetconnected sensor, thus providing at least one property associatedinternet connected sensor; said at least one property associatedinternet connected sensor comprising at least one camera; said at leastone property associated internet connected sensor is configured to coverat least one said designated location of interest; wherein said at leastone processor uses data from said at least one property associatedinternet connected sensor, and any of automated vision software and AIimage recognition software, to at least partially and automatically,determine, as a function of time, distances between said visitors andsaid designated locations of interest, and/or orientation of saidvisitors with respect to at least some said designated locations ofinterest.
 9. The method of claim 1, wherein at least some of said atleast one internet connected sensors are associated with at least someof said user-assigned personal mobile computerized devices, thusproviding at least one mobile device associated internet connectedsensor; said at least one mobile device associated internet connectedsensor being carried by said visitors so as to at least occasionallycover at least one said designated location of interest; wherein said atleast one processor uses data from said at least one mobile deviceassociated internet connected sensor to at least partially determine, asa function of time, distances between said visitors and said designatedlocations of interest, and/or orientation of said visitors with respectto at least some said designated locations of interest; wherein saidpersonal mobile computerized device comprises at least one processor,memory, a graphical user interface, at least one wireless transceiver,and at least one location determining device, at least one orientationdetermining device, and at least one camera; using said at least onecamera to image a portion of said at least one real estate property,thus creating a property image; further virtually staging said at leastone real estate property by storing a preselected staging set of virtualobject appearance information in said at least one internet server; andusing said server to transmit said preselected staging set of virtualobject appearance information to a real-world visitor's personal mobilecomputerized device, thus allowing said real-world visitor to view anaugmented reality view comprising a combination of said property imagesand said preselected staging set of virtual objects during a real-worldtour of said at least one real estate property; and using any of saidproperty images, data from said at least one location determiningdevice, and/or data from said at least one orientation determiningdevice to determine distances between said visitors and said designatedlocations of interest, and/or orientation of said visitors with respectto at least some said designated locations of interest.
 10. The methodof claim 1, wherein at least some of said at least one internetconnected sensors are associated with at least some of saiduser-assigned personal mobile computerized devices, thus providing atleast one mobile device associated internet connected sensor; said atleast one mobile device associated internet connected sensor beingcarried by said visitors so as to at least occasionally cover at leastone said designated location of interest; wherein said at least oneprocessor uses data from said at least one mobile device associatedinternet connected sensor to at least partially determine, as a functionof time, distances between said visitors and said designated locationsof interest, and/or orientation of said visitors with respect to atleast some said designated locations of interest; wherein said personalmobile computerized device comprises at least one processor, memory, agraphical user interface, at least one wireless transceiver, and atleast one location determining device, at least one orientationdetermining device, and at least one camera; using said at least onecamera to image a portion of said at least one real estate property,thus creating a property image; using said mobile computerized device toreceive, for a plurality of virtual objects, virtual object appearanceinformation and virtual object associated information from at least oneinternet server; wherein said internet server is configured with adatabase providing a standardized API for group of virtual objects,virtual object appearance information, and virtual object associatedinformation, and said internet server provides a gateway permittingplurality of vendors of said virtual objects to enter each vendor'svendor associated virtual objects, virtual object appearanceinformation, and virtual object associated information; displaying forat least some of said plurality of virtual objects, any of virtualobject appearance information and virtual object associated informationon said graphical user interface; receiving, using said personal mobilecomputerized device, a first user selection comprising at least one userselected virtual object for at least one of said plurality of virtualobjects, and for said first user selection, using said processor tocombine said property image and at least one user selected virtualobject appearance information to produce an augmented reality propertyimage on said graphical user interface; receiving, using said personalmobile computerized device, a second user selection comprising at leastone modification of said first user selection; and using said internetserver to transmit said first user selection and said second userselection to at least one vendor associated with those virtual objectsin said first user selection; and using any of said property images,data from said at least one location determining device, and data fromsaid at least one orientation determining device to determine distancesbetween said visitors and said designated locations of interest, and/ororientation of said visitors with respect to at least some saiddesignated locations of interest.
 11. The method of claim 1, wherein atleast some of said at least one internet connected sensors areassociated with at least some of said user-assigned personal mobilecomputerized devices, thus providing at least one mobile deviceassociated internet connected sensor; said at least one mobile deviceassociated internet connected sensor being carried by said visitors soas to at least occasionally cover at least one said designated locationof interest; wherein said at least one processor uses data from said atleast one mobile device associated internet connected sensor to at leastpartially determine, as a function of time, distances between saidvisitors and said designated locations of interest, and/or orientationof said visitors with respect to at least some said designated locationsof interest; wherein said least one mobile device associated internetconnected sensor is a camera device; at least partially determining, asa function of time, distances between said visitors and said designatedlocations of interest, and/or orientation of said visitors with respectto at least some said designated locations of interest by the steps of:a: using a reference camera device to obtain reference images of saidleast one said designated location of interest, and storing saidreference images, along with the locations and orientations of saidreference camera device while said reference images were obtained, in aserver location of interest reference database; b: using said at leastone mobile device associated internet connected sensor to obtain visitorimages of said designated locations of interest; c: using at least oneprocessor, and image recognition software, to compare said referenceimages with said visitor images, and calculating a position and/ororientation of said least one mobile device associated internetconnected sensor at the time said visitor images were obtained.
 12. Themethod of claim 1, further using said method during at least onescheduled or on demand tour of at least one internet-connectedreal-world real estate property.
 13. The method of claim 1, wherein atleast one said internet connected sensor and/or at least some of saidpersonal mobile computerized devices further comprises an audio sensorconfigured to obtain sound information; further transmitting at leastsome of said sound information to said at least one internet server; andautomatically analyzing at least some of said sound information.
 14. Asystem comprising: at least one internet server configured to use atleast one real-world real estate property (real estate property) and atleast one internet connected sensor comprising at least one camera toautomatically monitor activities of a plurality of visitors to said atleast one real estate property, and automatically report said activitiesof said plurality of visitors; each said visitor being a humanreal-world visitor with a field of view; at least some of said visitorsequipped with personal mobile computerized devices configured towirelessly transmit unique identification codes that can be traced tospecific visitors and specific visitor characteristics; said at leastone real estate property having designated locations of interest; eachsaid visitor having at least an orientation corresponding to saidvisitor's field of view; said at least one internet connected sensorconfigured to observe at least one said designated location of interest;any of automated vision software and AI image recognition software, andat least one processor on any of said internet server or othercomputerized device configured to determine, as a function of time,distances between said visitors and said designated locations ofinterest, and/or orientation of said visitors with respect to at leastsome said designated locations of interest; said at least one internetserver configured to receive said wirelessly transmitted uniqueidentification codes, and to determine said specific visitorcharacteristics for at least some said visitors; and said at least oneinternet server further configured to determine, for at least some saidvisitor characteristics, if at least some locations of interestcorrelate with statistically higher or lower distances and/ororientations between at least some said visitor characteristics and atleast some said designated locations of interest.
 15. The system ofclaim 14, wherein said least one real-world real estate property is aplurality of real estate properties, further using said at least oneprocessor to display said locations and/or orientations andcharacteristics of said visitors with respect to at least some saidlocations of interest in real time, over at least some of said pluralityof real estate properties, on a dashboard type graphical user interface.16. The system of claim 14, wherein said at least one real-world realestate property is configured with at least one internet connectedsensor, thus providing at least one property associated internetconnected sensor; said at least one property associated internetconnected sensor comprising at least one camera; said at least oneproperty associated internet connected sensor is configured to cover atleast one said designated location of interest; wherein said at leastone processor uses data from said at least one property associatedinternet connected sensor, and any of automated vision software and AIimage recognition software, to at least partially and automaticallydetermine, as a function of time, distances between said visitors andsaid designated locations of interest, and/or orientation of saidvisitors with respect to at least some said designated locations ofinterest.
 17. The system of claim 14, wherein at least some of said atleast one internet connected sensors are associated with at least someof said personal mobile computerized devices, thus providing at leastone mobile device associated internet connected sensor; said at leastone mobile device associated internet connected sensor being carried bysaid visitors so as to at least occasionally cover at least one saiddesignated location of interest; wherein said at least one processoruses data from said at least one mobile device associated internetconnected sensor to at least partially determine, as a function of time,distances between said visitors and said designated locations ofinterest, and/or orientation of said visitors with respect to at leastsome said designated locations of interest; wherein said personal mobilecomputerized device comprises at least one processor, memory, agraphical user interface, at least one wireless transceiver, and atleast one location determining device, at least one orientationdetermining device, and at least one camera; said personal mobilecomputerize device configured to use said at least one camera to image aportion of said at least one real estate property, thus creating aproperty image; said at least one internet server further configured tovirtually stage said at least one real estate property with apreselected staging set of virtual object appearance; and said at leastone internet server configured to transmit said preselected staging setof virtual object appearance information to a real-world visitor'spersonal mobile computerized device; said personal mobile computerizeddevice configured to display an augmented reality view comprising acombination of said property images and said preselected staging set ofvirtual objects during a real-world tour of said at least one realestate property; said at least one internet server configured to use anyof said property images, data from said at least one locationdetermining device, and/or data from said at least one orientationdetermining device to determine distances between said visitors and saiddesignated locations of interest, and/or orientation of said visitorswith respect to at least some said designated locations of interest. 18.The system of claim 14, wherein at least some of said at least oneinternet connected sensors are associated with at least some of saidpersonal mobile computerized devices, thus providing at least one mobiledevice associated internet connected sensor; said at least one mobiledevice associated internet connected sensor being carried by saidvisitors so as to at least occasionally cover at least one saiddesignated location of interest; wherein said at least one processoruses data from said at least one mobile device associated internetconnected sensor to at least partially determine, as a function of time,distances between said visitors and said designated locations ofinterest, and/or orientation of said visitors with respect to at leastsome said designated locations of interest; wherein said personal mobilecomputerized device comprises at least one processor, memory, agraphical user interface, at least one wireless transceiver, and atleast one location determining device, at least one orientationdetermining device, and at least one camera; said personal mobilecomputerized device configured to use said at least one camera to imagea portion of said at least one real estate property, thus creating aproperty image; said mobile computerized device further configured toreceive, for a plurality of virtual objects, virtual object appearanceinformation and virtual object associated information from said at leastone internet server; wherein said internet server is configured with adatabase providing a standardized API for group of virtual objects,virtual object appearance information, and virtual object associatedinformation, and said internet server provides a gateway permittingplurality of vendors of said virtual objects to enter each vendor'svendor associated virtual objects, virtual object appearanceinformation, and virtual object associated information; said personalmobile computerized device configured to display, for at least some ofsaid plurality of virtual objects, any of virtual object appearanceinformation and virtual object associated information on said graphicaluser interface; said internet server configured to receive, from saidpersonal mobile computerized device, a first user selection comprisingat least one user selected virtual object for at least one of saidplurality of virtual objects; any of said internet server and saidpersonal mobile computerized device configured to use its processor tocombine said property image and at least one user selected virtualobject appearance information to produce an augmented reality propertyimage on said graphical user interface; said Internet server configuredto receive, from said personal mobile computerized device, a second userselection comprising at least one modification of said first userselection; and said Internet server further configured to transmit saidfirst user selection and said second user selection to at least onevendor associated with those virtual objects in said first userselection; said internet server further configured to use any of saidproperty images, data from said at least one location determiningdevice, and data from said at least one orientation determining deviceto determine distances between said visitors and said designatedlocations of interest, and/or orientation of said visitors with respectto at least some said designated locations of interest.
 19. The systemof claim 14, wherein at least some of said at least one internetconnected sensors are associated with at least some of said personalmobile computerized devices, thus providing at least one mobile deviceassociated internet connected sensor; said at least one mobile deviceassociated internet connected sensor being carried by said visitors soas to at least occasionally cover at least one said designated locationof interest; wherein said at least one processor uses data from said atleast one mobile device associated internet connected sensor to at leastpartially determine, as a function of time, distances between saidvisitors and said designated locations of interest, and/or orientationof said visitors with respect to at least some said designated locationsof interest; wherein said least one mobile device associated internetconnected sensor is a camera device; a: said internet server comprisinga server location of interest reference database comprising referenceimages of said least one said designated location of interest, alongwith the locations and orientations of a reference camera device thatproduced said reference images, while said reference images wereobtained; b: said server further comprising visitor images of saiddesignated locations of interest produced by using said at least onemobile device associated internet connected sensor; c: said serverfurther configured to use at least one processor, and image recognitionsoftware, to compare said reference images with said visitor images, andcalculate a position and/or orientation of said least one mobile deviceassociated internet connected sensor at the time said visitor imageswere obtained.
 20. The system of claim 14, wherein said at least oneinternet connected sensor and/or at least some of said personal mobilecomputerized devices further comprises an audio sensor configured toobtain sound information; wherein said at least one processor is furtherconfigured to transmit at least some of said sound information to saidat least one internet server.